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Property profile & analytics
OFF-MARKET
Estimated value
$8,565,000
Manufacturing properties
4001 Montdale Park Dr Valparaiso, IN 46383-0607
Entity Owned
9-yr Hold
Free & Clear
Property ID
US31-1123000
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Construction
TYPE NOT SPECIFIED
Total area
140,562 SF
Lot
10.18 ac (443,441 SF)
APN
64-10-32-200-009.000-029
UPID
US31-1123000
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.60M
Comparable Approach
Comparable
$8.54M
Blend (final)
Blend
$8.57M
Owner & transaction history
Ardagh Metal Beverage USA INC · 9 yrs held
Ardagh Metal Beverage USA INC
since 2016
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.7M
+11.5%
Restaurant
$10.5M
+9.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Valparaiso submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valparaiso submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$9,310,000
6.5%
$8,595,000
7%
$7,980,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,580,000
Current use
AUTO REPAIR, GARAGE
$10,680,000
Change: +11% · Conversion: Easy
RESTAURANT
$10,495,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,975,000
Change: -17% · Conversion: Difficult
RETAIL STORES
$7,715,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$8.57M
Range $7.71M – $9.42M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$61 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$78,980
Tax year 2023
Assessed value
$3,412,500
Assessed 2023
Previous assessed
$3,412,500
+0.0% YoY
Effective rate
2.31%
On assessed value
Assessed land
$241,800
Assessed improvement
$3,170,700
Land market value
$241,800
Improvement market value
$3,170,700
Total market value
$3,412,500
Applied tax rate
29.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1986
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Total area
140,562 SF
Lot
10.18 ac (443,441 SF)
APN
64-10-32-200-009.000-029
UPID
US31-1123000
Jurisdiction
PORTER
Metro division
GARY, IN METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$9.6M
AUTO REPAIR, GARAGE
Est. value
$10.7M
RESTAURANT
Est. value
$10.5M
COMMERCIAL (GENERAL)
Est. value
$8.0M
RETAIL STORES
Est. value
$7.7M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Lot
10.18 ac
Current owner
From public records · entity-resolved
Ardagh Metal Beverage USA INC
Entity
Free & Clear · 9 yrs held
Mailing address
PO BOX 84, FISHERS, IN 46038-0084
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2019
—
Ardagh Metal Beverage USA INC
—
Loan Modification
related
—
Jun 1, 2017
—
Ardagh Metal Beverage USA INC
—
Deed
related
—
Aug 12, 2016
$2,601,000
Ardagh Metal Beverage USA INC
Rexam Beverage Can Co
Grant Deed
—
—
—
Ardagh Metal Beverage USA INC
—
Deed Of Trust
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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